Planning – Application Comments

Consultation Date: Thu 04 Sep 2025

Consultation Date: Thu 04 Sep 2025

Consultation Date: Thu 30 Oct 2025

Comment Date: Tue 11 Nov 2025

I refer to the request for further comment on the above-mentioned application following the receipt of amended information.

The Local Highway Authority (LHA) were previously unable to support the proposed change of use to a 3-bed flat due to the lack of off-street parking, cycle storage and bin storage.

The applicant has now amended the scheme to instead provide a 2-bed flat, thus reducing the scale of the development to allow the provision of adequate bin and cycle storage.

Whilst there continues to be no off-street parking proposed to serve the development, it is not considered that a recommendation of refusal based upon the increase to the parking shortfall by 1x space could be sustained if challenged at appeal.

Furthermore, the site is within walking distance of local amenities and bus stops on Wolseley Road, which acts as a main arterial route throughout the city and is therefore well served by public transport. Therefore, it could be argued that a reduction to the parking demand associated with the proposed 2-bed flat could be applied which would result in the parking impacts between the existing and proposed uses being neutral.

In conclusion, the applicant has reduced the scale of the development to provide adequate bin and cycle storage to serve the new proposed 2-bed flat. Whilst there is no off-street parking proposed to serve the development, it is not considered that a recommendation of refusal on this reason alone could be sustained if challenged at appeal. For this reason, the LHA would not wish to raise any in-principle objections to the proposed development.


Recommendations:

Support
No objection
No objection subject to appropriate mitigation (as identified below) X
Object to application


Planning conditions:
CYCLE AND BIN STORAGE PROVISION
No dwelling shall be occupied until space has been laid out within the site in accordance with the approved plan for the provision of adequate bin storage and a minimum of 2 bicycles to be securely parked. The secure area for storing bins and bicycles shown on the approved plan shall remain available for its intended purpose and shall not be used for any other purpose without the prior consent of the Local Planning Authority.

Reason:
In order to promote cycling as an alternative to the use of private cars and to enable bins to be stored off the public highway so as to avoid:- (i) damage to amenity; (ii) prejudice to public safety and convenience; and (iii) interference with the free flow of traffic on the highway; in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.



The proposed development has been considered in accordance with the Councils current Development Plan Policies and having regard for the National Planning Policy Framework.



Abbie Perry

Transport Planning Officer
Officer authorised to sign on behalf of the
Director for Strategic Planning & Infrastructure

11/11/2025

Comment Date: Thu 25 Sep 2025

The proposals seek to change the use of the ground floor at the above-mentioned property from class E retail to a 3-bed flat. The Local Highway Authority (LHA) are unable to support the proposed development.

The property is located on Henderson Place which is a C classified road and bus route. Parking restrictions in the form of double yellow lines are present to the site frontage and un-controlled, on-street parking (provided by way of dedicated parking bays) are located to the east. The site is not benefitted with any off-street parking provision, and none is proposed as part of the development.

In accordance with the indicative standards within the SPD, a 3-bed flat should be served with 2x off-street parking spaces.

It is reasonable to assume that the existing use of the property would have given rise to a parking demand of 1x space for the owner/manager. Short-term, customer parking would also have taken place on-street throughout the day, outside the peak demand times for residential parking.

The proposed change in use would increase the parking shortfall by 1x space and would apply additional parking pressure during peak residential times (in the early mornings and into the evenings) in an area where on-street parking is already at a premium and at a detriment to local residents.

In addition, the proposals result in the loss of the existing courtyard and external store, therefore removing the provision of any on-site refuse and cycle storage which would materially degrade the existing site.

The proposed plans do not indicate that any cycle or refuse storage will be incorporated into the development. Therefore, any bins associated with the property would need to be permanently sited on the adjacent public highway and no secure cycle storage is provided which is contrary to the requirements within the SPD.

When considering this current application, the LHA were mindful of paragraph 139 of the NPPF (2024) which states that 'Development that is not well designed should be refused, especially where it fails to reflect local design policies and government guidance on design, taking into account any local design guidance and supplementary planning documents such as design guides and codes.'

As the development fails to meet the transport requirements with regard to off-street car parking, cycle storage and bin storage, the LHA consider the site to be overly constrained and unable to support the scale of development proposed. For these reasons, the LHA would recommend the application be refused.

Recommendations:

Support
No objection
No objection subject to appropriate mitigation (as identified below)
Object to application X

If 'object' on what grounds?

Reasons for Refusal:
INADEQUATE PROVISION OF PARKING
An inadequate provision has been proposed to be made for the parking of cars of persons residing at or visiting the development hereby proposed. Vehicles used by such persons would therefore have to park on the public highway adding to the existing on-street kerbside car parking difficulties already experienced within the local area which would interfere with the free flow of traffic on the local road network and give rise to conditions likely to be detrimental to public and highway safety which is contrary to the adopted guidance contained within the Supplementary Planning Document (July 2020) and Policy DEV29 of the Plymouth & South West Devon Joint Local Plan 2014-2034.

INADEQUATE SITE
It is considered that the site is of an inadequate size in order to accommodate the development to a proposed standard that would comply with the Local Planning Authority's requirements as set-out within the Plymouth and South West Devon JLP SPD. The development is therefore likely to give rise to conditions which would be prejudicial to public and highway safety which is contrary to adopted guidance contained within the Supplementary Planning Guidance (July 2019), Policy DEV29 of the Plymouth & South West Devon Joint Local Plan 2014-2034 and Paragraphs 115 and 117 of the NPPF December 2024.

In the event that the application is recommended for approval what mitigation would you seek?

If the Local Planning Authority are minded to approve the application, then the LHA would recommend that sufficient space is made available to accommodate on-site refuse and cycle storage and that the following conditions are attached to any grant of consent:

Planning conditions:
CYCLE AND BIN STORAGE PROVISION
No dwelling shall be occupied until space has been laid out within the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority for the provision of adequate bin storage and a minimum of 3 bicycles to be securely parked. The secure area for storing bins and bicycles shown on the approved plan shall remain available for its intended purpose and shall not be used for any other purpose without the prior consent of the Local Planning Authority.

Reason:
In order to promote cycling as an alternative to the use of private cars and to enable bins to be stored off the public highway so as to avoid:- (i) damage to amenity; (ii) prejudice to public safety and convenience; and (iii) interference with the free flow of traffic on the highway; in accordance with Policy DEV29 of the Plymouth and South West Devon JLP 2019.



The proposed development has been considered in accordance with the Councils current Development Plan Policies and having regard for the National Planning Policy Framework.



Abbie Perry

Transport Planning Officer
Officer authorised to sign on behalf of the
Director for Strategic Planning & Infrastructure

25/09/2025

Comment Date: Mon 22 Sep 2025

958480 Consultation Response 2.pdf

Comment Date: Fri 19 Sep 2025

LLFA consultation response 25.01031.FUL.pdf

Comment Date: Thu 18 Sep 2025

The Natural Infrastructure Planning Team hold no objections to this development.

Please use the new Plymouth and South West Devon Joint Local Plan Supplementary Planning Document, Adopted July 2020 or if you require further guidance please contact niplanning@plymouth.gov.uk to arrange an NI planning surgery slot.

If this application involves additional bedrooms, please complete a HRA02 Assessment. If the application may have a direct impact to the European Marine Site (a full assessment HRA01), please consult the team through an HRA consultation.

Kind regards

Natural Infrastructure Planning Team

Comment Date: Mon 08 Sep 2025

Planning Application.docx